Frequently Asked Questions - Medical Office Buildings

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Florida's healthcare market is highly attractive due to its large and rapidly growing population, particularly a significant senior demographic, driving consistent demand for medical services. This leads to stable, recession-resistant tenancy often on long-term leases, strong appreciation potential, and a constant need for modern, accessible facilities across our service areas from Tampa Bay to Key West.

Valuing an MOB requires specialized expertise beyond traditional commercial properties. We consider factors such as:

• Tenant Quality & Lease Terms: Creditworthiness of healthcare tenants and length/structure of leases.
• Proximity to Hospitals/Health Systems: Strategic location near referral sources.
• Specialized Infrastructure: Build-out costs, equipment, and unique facility requirements.
• Patient Demographics: Alignment with the local patient base and future growth projections.
• Market Dynamics: Local supply/demand for medical space and rental rates in specific Florida submarkets. Our valuation approach combines real estate fundamentals with an understanding of healthcare operations.

Our expertise covers a wide range of healthcare assets, including:

• Dedicated Medical Office Buildings (MOBs)
• Urgent Care Centers
• Outpatient Surgery Centers
• Dialysis Clinics
• Diagnostic Imaging Centers
• Specialty Clinics (e.g., dermatology, orthopedics, cardiology)
• Dental Practices
• Behavioral Health Facilities
• Development sites for new medical campuses or facilities.

Regulatory compliance is critical in healthcare. We guide investors through:

• HIPAA Considerations: Understanding requirements for patient privacy and data security within the physical space.
• ADA Compliance: Ensuring accessibility for all patients and staff.
• State & Local Licensing: Verifying the property can accommodate necessary medical licenses for operation.
• Zoning & Land Use: Confirming the property is properly zoned for specific medical uses, which can vary significantly across Florida's municipalities.
• Anti-Kickback Statutes & Stark Law: While we are not legal counsel, we understand how these regulations can impact tenant relationships and property structures, and work closely with your legal team.

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We perform a highly specialized site selection process focused on patient access and operational efficiency:

• Patient Demographics: Analyzing local population, age, income, and insurance profiles.
• Accessibility: Proximity to major roads, public transport, ample parking, and easy ingress/egress.
• Proximity to Hospitals & Referral Sources: Strategic location within a medical corridor or near feeder practices.
• Visibility & Branding: Ensuring the location supports your practice's visibility and brand identity.
• Competitive Landscape: Assessing the presence of competing practices in the area. We apply this detailed analysis across all our Florida service areas to find your perfect fit.

Medical office spaces have specialized infrastructure needs that go beyond standard office or retail:

• Plumbing: Requirements for sinks in every exam room, specialized waste disposal.
• Electrical: Higher power loads for medical equipment (e.g., imaging machines, lasers), dedicated circuits.
• HVAC & Air Quality: Specific ventilation requirements, humidity control, and air filtration systems for patient comfort and safety.
• Soundproofing: Between exam rooms and offices for patient privacy.
• Specialized Flooring: Durable, easy-to-clean, and often slip-resistant surfaces.
• Accessibility: Full ADA compliance for ramps, doorways, restrooms, and reception areas. We help you identify properties that can accommodate these needs or negotiate the necessary tenant improvements.

This is a critical decision, and we provide a comprehensive analysis based on your practice's specific circumstances:

• Leasing Benefits: Lower upfront capital, flexibility for growth/relocation, landlord handles major repairs.
• Purchasing Benefits: Building equity (significant long-term asset for practitioners), stable occupancy costs, complete control over customization, potential tax benefits. For many growing practices, SBA 504 loans can make purchasing highly accessible with down payments as low as 10%, making ownership a very attractive option.

Our negotiation expertise for healthcare providers focuses on:

• Tenant Improvement (TI) Allowances: Maximizing landlord contributions for specialized build-outs.
• Use Clauses: Ensuring the lease explicitly permits all your medical services.
• Exclusivity: Protecting your practice from direct competitors in the same building or center.
• Renewal Options & Expansion Rights: Providing flexibility for future growth or changes.
• Environmental & Medical Waste Provisions: Clarifying responsibilities for compliance.
• Parking & Accessibility: Ensuring adequate and compliant parking for patients.

Yes, we assist healthcare providers with both disposition (selling an owned MOB) and subleasing/assigning existing leased space. We leverage our network of investors and other healthcare providers to identify suitable buyers or subtenants, ensuring a smooth transition and maximizing your return on the outgoing property.